Excellent (740+)
Good (700-739)
Fair (680-699)
Below 680
The Combined Loan-to-Value (CLTV) exceeds 85%. PNC typically requires a CLTV below 85% for HELOC approval.
Estimated Combined Loan-to-Value (CLTV): 0%
Your Estimated Variable APR:
0.00%
*This is an estimate based on current market indices (Prime Rate) and typical PNC margin adjustments. Actual rates vary by region and specific credit profile.
How PNC HELOC Rates are Calculated
A Home Equity Line of Credit (HELOC) from PNC Bank is a revolving credit line secured by the equity in your home. Unlike a fixed-rate loan, HELOCs typically feature variable interest rates that can fluctuate over time.
PNC determines your specific rate using a formula based on the Wall Street Journal Prime Rate plus or minus a "margin." Your margin is influenced by several critical factors:
Combined Loan-to-Value (CLTV): This is the total of your existing mortgage plus your new credit line, divided by your home's value. PNC generally looks for a CLTV under 85%.
Credit History: Borrowers with scores above 740 receive the lowest margins.
Line Amount: Larger credit lines sometimes qualify for lower interest rates compared to smaller lines.
Account Relationship: PNC offers a 0.25% interest rate discount if you set up automatic payments from a qualifying PNC checking account.
Real-World Example Calculation
Suppose you have the following profile:
Factor
Value
Home Value
$500,000
Existing Mortgage
$250,000
New Credit Line
$50,000
Credit Score
750 (Excellent)
In this scenario, your CLTV would be 60% (($250k + $50k) / $500k). Since the CLTV is low and the credit score is high, you would likely qualify for a lower margin, perhaps Prime + 0.50%. If the Prime Rate is 8.50%, your starting variable APR would be 9.00%. With the PNC Autopay discount, this drops to 8.75% APR.
PNC HELOC Features
PNC is unique because it often offers a Choice Rate feature. This allows you to lock in a portion of your variable-rate balance into a fixed-rate loan for a specific term, protecting you from rising interest rates in the future. This hybrid approach offers the flexibility of a line of credit with the stability of a traditional loan.
function calculatePNCHELOC() {
var homeValue = parseFloat(document.getElementById("pnc_home_value").value);
var mortgageBalance = parseFloat(document.getElementById("pnc_mortgage_balance").value);
var lineAmount = parseFloat(document.getElementById("pnc_line_amount").value);
var creditTier = document.getElementById("pnc_credit_score").value;
var hasAutopay = document.getElementById("pnc_autopay").checked;
var errorDiv = document.getElementById("pnc-error-msg");
var resultDiv = document.getElementById("pnc-result-area");
if (isNaN(homeValue) || isNaN(mortgageBalance) || isNaN(lineAmount) || homeValue 85) {
errorDiv.style.display = "block";
resultDiv.style.display = "none";
return;
} else {
errorDiv.style.display = "none";
}
// Margin based on Credit Tier
if (creditTier === "excellent") {
margin += 0.25;
} else if (creditTier === "good") {
margin += 0.75;
} else if (creditTier === "fair") {
margin += 1.50;
} else {
margin += 2.50;
}
// Margin adjustment based on CLTV
if (cltv > 70 && cltv 80) {
margin += 0.60;
}
// Autopay Discount
var finalRate = primeRate + margin;
if (hasAutopay) {
finalRate -= 0.25;
}
// Output Result
document.getElementById("pnc_final_rate").innerText = finalRate.toFixed(2) + "%";
resultDiv.style.display = "block";
}